Beruflich Dokumente
Kultur Dokumente
STAN DARDS
for
Conversions and renovations
INTRODUCTION
Conversions and Renovations
Technical Requirements Ri — R6 3
Procedural flowchart 6
Survey of existing building Cl 7
Design Standard C2 7
Completed work C3 7
Building Regulations C4 8
Insured guarantees/warranties CS 8
Wood rot and beetle infestation C6 8
Vermin and pest infestation C7 9
Foundations C8 9
Basements and structural
waterproofing (tanking) C9 10
Groundfloors Cli 11
Walls C12—C15 12
Chimneys and flues C16 16
Upper floors C17&C18 16
Staircases, stairways and landings C19 17
Pitched roofs C20 17
Flat roofs and balconies C21 18
APPENDIX A
Useful contacts and relevant publications 24
APPENDIX B
Survey(s) of existing buildings 26
TESTING
To establish whether the existing building or parts of
it are adequate it may be necessary to carry Out tests,
both on the structure and materials that are to be
retained. These tests (where required) will be at the
builders expense.
Tests on the structure to be retained shall be in
accordance with European or National Standards as
appropriate. Where suitable tests are not specified in
European or National Standards, then builders may
be required to obtain the services of a specialist to
determine them.
New materials, reclaimed or retained materials
shall comply with Technical Requirement R3.
STANDARDS, CODES OF
PRACTICE AND OTHER
AUTHORITATIVE DOCUMENTS
Where the Standards for Conversions and
Renovations refer to:
• NHBC Standards
• European Standards
• British Standards
• Codes of Practice
• Authoritative documents or
• Technical approval certification
the documents shall be the editions Current at the
time the work is started unless otherwise agreed by
NHBC in writing.
The Standards for Conversions and Renovations
contain references to authoritative documents.
These references are not exhaustive and NHBC
will consider recommendations from other
authoritative organisations.
LIMITATIONS ON USE
The Technical Requirements, Performance Standards
and Guidance do not form a complete specification
and should not be used as such in contracts.
The builder shall ensure that the work complies with the Technical Requirements
Ri Statutory requirements (b) The structural adequacy of the works. The design,
with appropriate factors 0f safety, should
Work shall comply with all relevant satisfactorily allow for loads during and after
Building Regulations and other construction and for their transfer to the
statutory requirements relating to supporting structure, or foundation, without
the completed construction work undue movement, including
In England, Wales and the Isle of Man,
(i) self weight
NHBC will generally accept work that accords
with the relevant Approved Documents and (U) all imposed loads, including wind loads
their supporting documents. Exceptions would (if) construction loads.
be where NHBC has a higher standard or where
there is doubt as to whether the recommendation (c) The geographical location of the site, including:
in the Approved Document is appropnate to a (i) climate
particular application.
(ii) topography
In Scotland and Northern Ireland, account
shall be taken of the relevant Building Standards (d) The position of the dwelling on the site, especially
and Regulations. with reference to the dwelling's exposure to the
weather, including exposure at early stages in
Building Regulations and rules of Statutory the development of a site, even if it is eventually
Authorities primarily cover matters of health protected by structures built later
and safety. Matters affecting durability and
serviceability also need to be considered. le) The position of building elements within the
construction works, including the inter-relationship
NHBC Standards do not apply to: of materials and constructions.
• health and safety matters relating to )f) The security of the dwellings.
building operations
• handling and use of certain building materials R3 Materials requirement
• planning matters.
All materials, products and building
systems shall be suitable for their
R2 intended purpose
Design requirement
The structure of the home shall, unless specifically
Design and specification shall
agreed otherwise in writing with NHBC, have a life
provide satisfactory performance of at least 60 years Individual components and
Account shall be taken of. assemblies, riot integral to the structure, may have
a lesser durability and need planned maintenance,
(a) The land quality, including
repair or replacement during that period.
(i) climate
Proper account shall be taken of the use and
(ii) topography location of materials, products and building
systems in relation to.
(if) geology and ground conditions
• durability of both the structure and
(iv) contamination
individual components and assemblies
(v) workings below ground • geographical location
(vi) previous use of the site
• position on the site
(vii)any other aspect, on or adjacent to the site,
e position within the structure
which could affect the design.
Where appropriate, the land quality will have to be Materials, products and building systems will normally
determined by a person acceptable to NHBC be acceptable if they comply with the following
(a) MATERIALS AND PRODUCTS USED FOR
CRITICAL FUNCTIONS
Functions critical to performance are.
structure, fire resistance, weatherproofing,
durability, thermal and sound insulation,
services including heating appliances and flues.
The structural design shall take account of the When requested by NHBC, the Builder shall:
durability requirement in Technical Requirement • produce such design documents, calculations
R3 Materials requirement.
and prescribed forms of certification as NHBC
In England, Wales, Northern Ireland and the requires for scrutiny
Isle of Man, structural design may be undertaken
by the Builder's own Engineer or a Consulting • provide design documents and assembly
instructions, solely for the use of NHBC staff
Engineer employed by the Buildec Where specialist
subcontractors undertake the design, it must be • arrange for NHBC staff to have access to places
separately appraised by the Builder's own Engineer where off-site fabrication is taking place.
or by a Consulting Engineer employed by the
Builder to ensure that the site investigation,
choice of foundations, siting and construction R6 Survey requirement for
of dwellings are properly taken into account and conversions and renovations
that the design is appropriate for the loading
Existing buildings shall be surveyed
and conditions. to determine their condition and the
In Scotland, the Engineer shall be independent of work required to bring them into a
the Builder and specialist subcontractoc durable and habitable state
Account shall be taken of the following British The survey(s) should be carried out in accordance
Standards and Codes of Practice or their European with clause Cl.
equivalents or such codes and standards as may A detailed survey should be carried out by a
supersede them: competent and qualified person with relevant
BS 526B Structural use of timber knowledge and experience (e.g an RICS Building
Surveyor), whose status (including professional
BS 562B Code of Practice for use of masonry indemnity insurance) is accepted by NHBC.
BS 5950 Structural use of steel work in building Specialist surveys should be carried out by suitably
BS 6399 Loading for buildings qualified and experienced specialist surveyors.
Procedural flowchart
INITIAL SURVEY INCLUDING DESK TOP STUDY
EXISTING BASEMENT?
PROBLEMS IDENTIFIED WITH
- WOOD ROT?
- BEETLE INFESTATION?
- STRUCTURE?
- CONTAMINATION
- DAMP?
- OTHER SPECIALIST
AREAS?
Where an internal tanking system is used, additional The report of the CCTV survey should identify
internal walling and flooring may be necessary which drainage runs require repair or replacement.
The effect on room size, especially height, should A copy of the report should be made available
be taken into account The electrical installation to NHBC.
should be on the dry side of the tanking.
Disused drains should be removed or sealed to
Structural waterproofing (tanking) should be prevent the entry of vermin and the possibility of
continuous unless designed service inlets are future collapse
provided Fisings should not penetrate the tanking.
Tanking should be in accordance with 8S8102,
(b) access
or satisfactorily assessed in accordance with
Technical Requirement R3. Where the existing drainage system is to be retained,
and lengths do not have rodding access in accordance
with cLirrent requirements, additional access points
(c) condensation should be provided
Adequate provision should be made to prevent surface
and interstitial condensation within the basement.
(c) inspection chambers, manholes, interceptors,
The following should be considered septic tanks and cesspools
• appropriate ventilation Existing inspection chambers and manholes may need
rebuilding e.g walls of manholes may need upgrading
• adequate heating due to inadequate structural sufficiency or ground
• appropriate insulation water ingress etc.
Inspection chambers and manholes located
• avoiding cold bridging
within habitable parts of the building will not
• treatment of hygroscopic salts contained in walls normally be acceptable.
and floors
New covers will be required where existing covers
• removal of water vapour from kitchens are defective or where chambers will be subject to
and bathrooms. increased loading. Locked covers to prevent
Further guidance is given in the British Cement accidents may be required.
Association Approved Document 'Basements for Existing interceptors should normally be removed
dwellings' and the BRE guide 'Thermal insulation. from the drainage system.
avoiding risks'.
NHBC will normally reject any proposal to retain
existing septic tanks or cesspools
DRAINAGE BELOW GROUND
ClO Drainage 5ystems shall convey foul GROUND FLOORS
effluent and rainwater satisfactorily
to an appropriate outfall Cli Ground floors shall have adequate
durability and support and transfer
Drainage systems should have adequate capacity for loads to the substructure or the ground
the proposed use of the building and take account of safely without undue movement, and
the number of people who will use it shall resist the passage of moisture,
New drainage should be designed and constructed in contaminants and gases to the inside
accordance with NHBC Standards Chapter 5.3 of the building
'Drainage below ground'. New ground floors should be designed and
Items to be taken into account include: constructed in accordance with NHBC Standards
Chapters 5.1 'Substructure and ground bearing
floors' or 5,2 'Suspended ground floors'.
(a) Existing drainage
Existing drainage should be replaced unless it can be The condition of existing floors should be
demonstrated that it will provide satisfactory in-service assessed as part of the survey(s), and remedial
performance for the design life of the building work carried Out as necessary to provide satisfactory
in-service performance for the design life of
Where it is proposed to retain existing drainage,
the building.
a thorough survey of the whole system, including
a CCTV survey, should be carried out to establish The effect of any change in loading should be taken
its current condition, including access points and into account. In some cases, e.g. listed buildings,
connections to main sewers. specialist advice may be required.
• for stronger existing mortar, mix proportions of (e) damage caused by sulfate attack
1:6 cement:lime:sand should be used
• wetting masonry before applying mortar improves BRICKWORK
adhesion (alternatively, a water retaining additive Suitable work should be carried out to ensure
may be used in the mortar) sources of dampness associated with the sultate
• where walls are located in areas of severe attack are removed. Work could include the repair
exposure to wind driven rain, the use of polymer or replacement of damaged or ineffective copings
additives in the mortar will increase bond and and other weathering details.
durability (in such cases sand should have Where it is necessary to rebuild parts of walls
negligible clay content) damaged by sulfate attack, replacement bricks should
• proprietary gun-applied pointing systems be ot low soluble salt content )L designation) and
may be used, in accordance with the mortar should contain sulfate-resisting cement.
manufacturer's recommendations. NHBC Standards Chapter 6 1 'External masonry
walls' gives guidance on brickwork and
(c) spalling masonry mortar specifications.
Where spating of existing masonry is extensive
and the stability or durability of the wall is adversely RENDER
affected, damaged units should be cut out Where render is damaged by sulfate reaction, it
and replaced should be replaced with a suitable mix for the
It may be possible to cut out and re-use a background (i.e., not stronger than the background)
spalled unit with its sound face showing. and should contain Sulfate Resisting Portland
Alternatively, adherent colour match compounds Cement The mis should he appropriate to the
are available but colour may subsequently fade exposure rating of the wall For details of suitable
rendering mixes, see RS 5262.
Where spalling of existing masonry is limited,
damaged units may be retained.
(f) lintels
(d) corroded cavity wall ties Replacement lintels will be required where
Where the extent of corrosion might aftect the • existing lintels or their bearings are defective
stability or durability of the wall, one of the (inadequate bearings should also be made good)
following remedial measures should be used.
• openings other than brick arches do not
• demolition and rebuilding of the outer leaf and have adequate support (e.g. where masonry
installation of suitable new wall ties assessed in is inadequately supported by door and
accordance with Technical Requirement R3 window frames)
New chimneys and flues should be designed! Existing chimneys in some older buildings may
constructed and installed in accordance with NHBC not be suitable for installation of approved linings.
Standards Chapter 6.8 Fireplaces chimneys and flues. Specialist advice should be sought.
The existing structure should be strengthened where Existing lead gutters should be reconstructed
replacement roof or balcony coverings are heavier and re-lined where there is inadequate allowance
than the existing. for movement.
Existing reinforced concrete or steel flat roof or All roofs (excluding small areas less than 6m) should
balcony structures should be in satisfactory condition. have adequate rainwater drainage.
Structural alterations should only be carried Out Ofl
Where rainwater from new roof areas is to be
the advice of an Engineer.
connected to an existing system, the capacity of the
Intermediate support should be provided to reduce gutters, downpipes and the suitability of the outfall
spans on timber roofs where members would should be established, and upgraded where necessary.
otherwise be overstressed or are excessively deflected.
Where the roof area has an upstand on all sides,
Upgrading of strutting may be required. adequate drainage and an overflow outlet should
Holding down/restraint strapping should be provided be provided, regardless of the size of the roof.
to meet current requirements where it is necessary. The size of the overflow outlet should not be less
than the size of the rainwater outlet (or outlets if
Ventilation to cold deck construction should be there are several).
provided in accordance with NHBC Standards Chapter
7.1 Flat roofs and balconies' (cold deck construction Existing rainwater downpipes located internally
is not acceptable in Scotland). should normally be replaced and relocated externally.
(b) weatherproofing
Correct detailing of the various interfaces, FRAMED BUILDINGS -
particularly those beneath balcony door openings,
will be required to prevent water entering the
STRUCTU RE
building. Further guidance is given in NHBC C23 The loadbearing structure of
Standards Chapter 7.1 'Flat roofs and balconies'. framed buildings shall transfer
Existing roof coverings should be removed and loads to the foundations safely
replaced unless it can be demonstrated that they and without excessive movement
will perform satisfactorily for the design life of Examples of framed buildings include:
the building.
• steel frame
Recovering of roofs and balconies over the existing
waterproofing is not generally permitted unless the • reinforced concrete frame
system has been assessed in accordance with • timber frame
Technical Requirement R3.
• oak frame.
Flat roofs and balconies should have post
construction minimum falls of 1:80, unless the roof Framed buildings should be:
covering and construction has been independently • assessed in accordance with Technical
assessed to confirm it is acceptable at zero falls. Requirements 83 and R5, and
• assessed by an Engineer in accordance with advice
given in:
ROOF DRAINAGE
• CIRIA Report 111
C22 Roof drainage shall adequately carry
rainwater to a suitable outfall • Institution of Structural Engineers Report
'Appraisal of existing structures', and
New rainwater drainage systems should be
installed in accordance with NHBC Standards • BRE Digest 366.
Chapter 7.1 'Flat roofs and balconies' or Chapter 7.2 Where structural alterations are necessary they should
'Pitched roofs'. be designed by an Engineer.
The condition of the existing roof drainage, including
parapet and other hidden gutters should be assessed
as part of the survey(s), and remedial work carried
out as necessary to provide satisfactory in-service
performance for the design life of the building.
C25 Doors, windows and glazing The condition of existing joinery should be assessed
shall ensure satisfactory as part of the survey(s), and remedial work carried
in-service performance out as necessary to provide satisfactory in-service
performance for the design life of the building.
New doors, windows and glazing should be designed,
specified and installed in accordance with NHBC The following should be taken into account:
Standards Chapter 6.7 'Doors, windows and glazing'. • where the wood is sound, existing picture rails,
The condition of existing doors, windows and dado rails, skirtings and architraves may be
glazing should be assessed as part of the survey(s), retained although refixing may be required
and remedial work carried Out as necessary to • damaged joinery should be repaired or replaced
provide satisfactory in-service performance. • reinstatement of existing work should include
Excessively warped or twisted doors and windows appropriate treatment where necessary in
should be repaired or replaced. accordance with Clause C6.
Doors may require upgrading as fire doors,
which should be carried out in accordance with
an appropriately tested specification.
Door frames may act as integral members of
partition framing; reinstatement/repair should
not reduce structural integrity.
EXTERNAL WORKS -
PAINTING AND DECORATING
FREESTANDING WALLS AND
C34 Paint and decorative systems shall
provide an acceptable finish
RETAINING STRUCTURES
New and existing work should be thoroughly (37 Freestanding walls and retaining
cleaned down, prepared and a new finish applied structures shall be adequate for
in accordance with NHBC Standards Chapter 8.5 their intended purpose
'Painting and decorating' New freestanding walls and retaining structures
Where necessary timber doors and windows should be designed and constructed in accordance
should be stripped before redecoration. with NHBC Standards Chapter 9.2 'Drives, paths
and landscaping'.
Metal doors and windows should be stripped
before redecoration. The condition of existing freestanding walls and
retaining structures should be assessed as part of
Decoration should allow walls to 'breathe' so that the survey(s), and remedial work carried out as
vapour pressure does not build up behind the surface
necessary to provide satisfactory in-service
performance for the design life of the building.
The following should be taken into account:
EXTERNAL WORKS - ACCESS
• the stability of the wall or structure, and
(35 Adequate access shall be proposed loading
provided to and around the home
• assessment of damage or deterioration
Access, including private roads, shared private drives,
• that the wall or structure has all the necessary
private drives, car parking areas and paths, should
normally be provided in accordance with NHBC cappings, copings and dpcs
Standards Chapter 9 2 'Drives, paths and landscaping'. • that the copings shed water clear of the wall.
EXTERNAL WORKS -
LANDSCAPING
(39 Possible future damage to the home
caused by planting shall be minimised
Works should be carried out in accordance
with NHBC Standards Chapter 9.2 'Drives, paths
and landscaping'.
Where trees or shrubs have been removed, are
to be retained or are to be planted by the builder,
precautions should be taken to reduce the risk of
future damage to homes and services.
Further guidance is given in NHBC Standards
Chapter 4.2 'Building near trees'.
Useful contacts
Association of British Insurers (ABI)
wwwabi.org.uk
English Heritage
www. english-heritage.orguk
Environment Agency
www.environment-agencygov.uk
Useful publications
BRE 080 6 Outline guide to assessment of traditional housing for rehabilitation
BRE Digest 366 Structural appraisal of existing buildings for change of use
ISE Report Appraisal of tsisting Structures
BRE Repors 167 Assessing traditional housing for rehabilitation
BRE Report 168 Surveyors checklist for rehabilitation of traditional housisg
BRE Oigest 251 Assessment of damage in low-rise buildings
BRt Oigest 343 Simple measuring and monitoring of movement in low-rise buildings - Part 1
RRt Oigest 344 Simple measuring and monitoring of movement in low-rise buildings - Part 2
BRt Digest 361 Why do buildings crack?
BRE Subsidence damage to domestic buildings
BRt Report 4S3 Recognising wood rot and insect damage in buildings
BRE DAS 1 D3 Wood floors reducing risk of recurrent dry rot
BRE DAS 74 Suspended timber ground floors : repairing rotted joists
BRE Special 1 Concrete in aggressive ground - Parts 1 to 4
Digest
• evidence of rising damp e.g. lack of, discontinuous, • joist size, span and condition
or defective dpc, or bridged dpc, cavity trays, • bearings to joists where bedded in solid brickwork,
vertical dpcs
or joist hangers
• evidence of internal condensation (staining) • excessive drilling and notching of joists
• blocked rainwater goods.
• sloping or sagging floors, gaps below skirting
It should not be assumed that solid walls
• effect of proposed alterations.
that are dry on the inner face at the time of
survey(s), would remain so during adverse
weather conditions.
ELECTRICAL
SURVEY(S) OF
A new electrical service will be required unless
EXISTING BUILDINGS it can be shown that the existing service is in a
safe condition and will have a reasonable
(v) glazing life expectancy.
Existing insulating glass units should normally Items to be taken into account include.
be replaced.
• the age of the existing installation
Items to be taken into account include:
• whether the existing installation is suitable
• security — existing glazing systems may for extending.
be inappropriate
• safety — where there is a risk of accidental breakage. GAS
The gas service should be replaced unless it
(w) internal joinery can be shown that the existing service is in
a safe condition and will have a reasonable
Items to be taken into account include
life expectancy.
• condition of joinery
Items to be taken into account include:
• condition of ironmongery
• condition/suitability of flues for gas installation
• condition of internal partitions.
• gas pipes in unventilated voids
(x) finishes • corrosion of steel pipes
Items to be taken into account include • whether the existing installation is suitable
• soundness of plaster, plasterboard on walls and for extending
ceilings etc where these are to be retained
SPACE HEATING
• condition of decorative work e.g. friezes, cornices
The condition and capacity of any existing means
and ceiling roses
of space heating should be established.
• feasibility of providing matching work as required.
ABOVE GROUND DRAINAGE SYSTEMS
(y) services Where existing systems are to be retained and/or
extended the new system should substantially meet
WATER with current requirements.
Where existing hot and cold water services are to be
retained their current condition should be established.
(z) Painting and decorating
Items to be taker into account include Items to be taken into account include
• drinking water • the condition of existing painting and decoration
• cold water storage • whether existing painting, when cleaned down can
provide a stable substrate for new work to enable
• hot water storage
satisfactory and durable finish
• water heating
• where necessary, timber doors and windows
• distribution — lead pipework should be removed should be stripped before redecoration
and replaced
• metal doors and windows should be stripped
• protection against frost before redecoration
• controls • any special coatings required e.g breathable paints.